Finding a home from abroad might feel intimidating. But with the right information and approach, it doesn’t have to be that stressful.
How difficult is it to find a property, and can I do it myself?
Finding a place from abroad can feel like speed‑dating with homes, lots of swiping, and very few matches!
The rental market is highly competitive, especially in popular cities like Amsterdam, Utrecht, The Hague, and Rotterdam. Demand often outstrips supply, with rental properties receiving an average of 31 to 57 responses per listing in 2025.
That said, some expats do manage to secure rentals from abroad using major Dutch platforms like Pararius and Funda, but they are the exception, not the rule.
Because of this competitive market, many expats choose to work with a real estate agentwho specialises in helping expats.
To assist you in making an informed decision, I have compared the pros and cons of using a real estate agent versus finding a property yourself.
Pros of using a rental agent:
- Your chances of finding a suitable property are greatly improved, because most real estate agents have access to properties before they are widely advertised.
- They know the local market.
- They can arrange virtual viewings and applications on your behalf.
- Landlords are much more likely to rent you a property if you work through a rental agent than if you approach them directly.
- They can act on your behalf while you are still abroad, like picking up the key beforehand and meeting you at your new home.
Cons of using a rental agent:
- They charge a fee for the service. In 2026, you can expect to pay around 75%–100% of the first month’s rent (excluding 21% VAT) or a minimum fee of €1,250–€1,500.
If you decide to use a real estate agent, it is important to choose a good one. I’ve worked closely with Expat Things, Homes for Expats, Dutch Home Hunters, and Reimagine Makelaars and can highly recommend them.
Should I rent furnished or unfurnished?
Choosing between furnished and unfurnished rentals is like choosing between a ready-made meal or a full recipe. Both have their pros and cons, and the best option depends on your situation.
Furnished rentals are move-in ready, making your transition much more comfortable when you are coming from abroad. They generally come equipped with essentials like beds, a sofa, a dining table and chairs, wardrobes, curtains or blinds, a washing machine, a stove/oven, and a fridge, and some minimal kitchenware, but usually not bedding or towels.
Unfurnished rentals come in two common types:
- Shell: no furniture, flooring, lighting, curtains, or blinds. Basically, four walls and the sound of your own echo.
- Upholstered: no furniture, but with flooring, lighting, curtains/ blinds, and some appliances.
A good expat rental agent is more likely to offer you an upholstered rental, but check what is included to be sure. Either way, the home will not be functional yet, as there will be no beds or bedding, a sofa, a dining table, chairs, or basic kitchen essentials.
| Furnished | Unfurnished | |
| Better suited for | Short-term stays | Long-term stays |
| Cost | Higher (roughly €80–€520 more per month) * | Lower monthly rent |
| Flexibility to tailor to your style | Low | High |
* Based on the Pararius rent report data for 50 m2 and 100 m2 homes. Most expats end up with an unfurnished rental, simply because they are roughly twice as common as furnished rentals.
Some Extra Tips
- Save and print your rental contract before coming to the Netherlands. You will need it in your first few days.
- Make a note of your postal code and house number, you will regularly need it.
- Take schooling into account when choosing a residential area.
Note: if your agent will only secure housing just before your arrival, proceed to the following steps. It is especially important to book your appointment for your BSN number well in advance.